Tenants Now Have 14 Days to Pay or Quit - July 1st 2026 Landlord Updates
Virginia Residential Landlord and Tenant Act (VRLTA)
Several amendments to the Virginia Residential Landlord and Tenant Act become effective July 1, 2026.
Eviction Notice Changes
One of the most notable changes extends the notice period for certain non-payment of rent notices from 5 days to 14 days before an unlawful detainer action may proceed, where applicable under Virginia law.
Previous law: Landlords could issue a 5-Day Pay or Quit Notice.
New law: Landlords must now provide a 14-Day Notice before beginning the eviction process for non-payment.
This gives tenants additional time to cure the default before legal proceedings may begin.
Payment Options
Landlords covered under the VRLTA must now:
Accept payment by check or money order in addition to electronic payments.
Continue offering at least one payment method without additional processing fees.
Provide written receipts when accepting check or money order payments.
Processing Fees
Landlords may no longer charge excessive payment processing fees. Any fee charged generally cannot exceed the landlord's actual third-party processing cost.
Maintenance Charges
Routine maintenance costs generally cannot be passed along to tenants. Landlords may only charge tenants for repairs resulting from tenant-caused damage or lease violations.
Looking Ahead
Beginning July 1, 2027, many landlords subject to the VRLTA will also be required to provide 90 days' written notice before increasing rent, allowing tenants additional time to plan or renew their lease.
What This Means for Landlords
As laws and regulations evolve, it’s crucial to continually review procedures, notices, lease templates, and operational practices to keep them aligned with current requirements and industry best practices.
While changes in Virginia law do not necessarily require existing leases to be amended, they are an important reminder to review processes and implement updated language in new leases and renewals when appropriate.
An example process will reflect the following timeline (subject to your specific lease terms):
July 1: Rent is due.
July 1–5: Lease provides a 5-day grace period before a late fee may be assessed.
July 6: Tenant still hasn't paid. I serve the 14-Day Notice to Pay or Quit.
July 6–19: This is the 14-day statutory notice period.
July 20: If the tenant has not paid in full (or otherwise resolved the default), I would terminate the lease and file the Unlawful Detainer.
While this extends the time period and potential holding costs for you as an owner, it is meant to assist tenants in catching up on their rent prior to eviction. (I don’t make the rules, we just have to follow them).
My goal is to help owners stay informed, reduce risk, and protect their investment over the long term. When situations require legal interpretation, I encourage owners to consult qualified legal counsel.
Market Snapshot (May 2026 Data)
Average 30-Year Fixed Mortgage Rate: 6.49% (Freddie Mac)
Median Sale Price (Hampton Roads): $375,000 (up about 1.7% year-over-year)
Active Listings: 5,512 homes (+4.5% year-over-year)
Pending Sales: 2,630 (+6.0% year-over-year)
Settled Sales: 2,485 (+1.6% year-over-year)
Market Conditions: Inventory continues to improve while pricing remains stable, creating a more balanced market than we've experienced over the past several years. Well-priced homes continue to attract strong buyer interest.
Local Development to Watch
Housing growth continues across Western Hampton Roads.
Development remains especially active in Suffolk, Chesapeake, New Kent, and upper James City County, where new residential communities continue expanding housing inventory. These areas remain attractive for buyers seeking new construction, additional land, and long-term appreciation potential.
Investor Insight
Inventory is gradually increasing, but rental demand across Hampton Roads remains healthy, particularly in neighborhoods with proximity to military installations, healthcare systems, and major employment centers.
For investors, today's market presents an opportunity to negotiate more favorable purchase terms while still benefiting from relatively stable property values. Cash flow opportunities remain strongest when purchasing with a long-term investment strategy rather than expecting rapid appreciation alone.
Homeowner Tip
Hurricane season is underway.
Now is a great time to review your homeowner's and flood insurance policies, inspect your roof and gutters, trim trees near the home, and photograph your property's current condition. Taking these simple steps now can save significant time and stress should severe weather occur later this season.
HOT Temperatures.
When it’s 100 degrees outside, do not run your AC at 70 or below. AC units function on a differential of about 20-25 degrees. Aka 100 degrees outside, your AC can likely only keep up efficiently to about 75-80 degrees inside. If your AC is set to 70 degrees…there’s no way your AC will keep up. It will likely be running nonstop causing high energy bills, risking overheating, component failure or frozen coils and risking losing your AC due to failure.
Pro Tip: Keep a portable AC unit for emergencies.
Looking Ahead - Market Conditions
Most national housing economists, including Freddie Mac, Fannie Mae, and Mortgage News Daily, continue to project mortgage rates remaining in the mid-6% range through much of 2026. While affordability remains a challenge, improving inventory is giving buyers more choices and creating a healthier, more balanced market than we've seen in recent years.
As a reminder I’ll be out of town between June 27th-July 9th. I’ll have full coverage and remote availability for our guests and for you :)
Let’s make moves!
-Mel Volland
Your Coastal Virginia Realtor
This update is provided for general informational purposes only and should not be considered legal advice. Property owners with questions regarding their specific circumstances should consult a qualified Virginia real estate attorney.
*Sources: REINMLS, Zillow, Realtor.com, Homes.com, Redfin, Freddie Mac, Fannie Mae, Mortgage News Daily, Bankrate